89.286
Yukarı Bahçelievler, Bahçelievler/İstanbul
Momentum +0
Yukarı Bahçelievler is a residential neighbourhood in the Bahçelievler district of Istanbul, characterized by a median residential price of ₺89,286/m² (regional listing data). The area operates at a price level slightly below the district median of ₺90,000/m² (regional listing data).
Veri güveniyüksek90 ilanDeprem bölgesi1 · PGA 0.47gil bazlı
9.100.000
Median price ₺
for saleThe location's thesis.
Yukarı Bahçelievler serves as a stable residential hub for families and small-unit investors, driven by a high volume of 3+1 and 2+1 apartment configurations and a lack of new large-scale project supply (regional listing data).
- The area is located within Earthquake Hazard Zone 1, with a peak ground acceleration (PGA) of 0.47g due to the North Anatolian Fault - Marmara segment (regional data).
- High national mortgage interest rates of 41.87% may limit credit-based demand, potentially shifting the market toward cash buyers (TCMB data).
Housing, land, commercial and building — by type.
89.286
Konut
₺/m² · 90 listings · high confidence80.000
İşyeri
₺/m² · 1 listings · low confidence₺/m² by property type.
87.254
Daire
₺/m² · 70 listings93.617
Dubleks
₺/m² · 19 listingsThe neighbourhood shows a diverse price structure based on unit type and layout. While the general median is ₺89,286/m², there is a notable spread between apartments (₺87,254/m²) and duplexes (₺93,617/m²) (regional listing data). Room count significantly impacts unit value: 1+1 apartments command a premium at ₺119,792/m², whereas 3+1 apartments are priced lower at ₺68,807/m² (regional listing data). This indicates that smaller, high-density units carry a higher price per square metre compared to larger family-sized units.
₺/m² by property type and layout
Daire68 listings
1+19 listings
119.792₺/m²
2+123 listings
100.000₺/m²
3+136 listings
68.807₺/m²
Dubleks16 listings
3+15 listings
93.750₺/m²
4+111 listings
87.188₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
68.95589.580105.602
Dispersion: Medium · (p75−p25) / medyan = 0.41
Premium drivers · vs overall median
78.770
Manzaralı
4 listings · −%12 vs medianHow each feature shifts ₺/m² vs the overall median; from sea/view/pool and in-complex info in listing titles.
Complexes, new-builds and mix in the area
%2
In a complex
2 / 90 listings4
New / under construction
4 yeni · 0 proje90
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+141 listings · 71.429 ₺/m²
%47
2+125 listings · 100.000 ₺/m²
%28
4+113 listings · 87.188 ₺/m²
%15
1+19 listings · 119.792 ₺/m²
%10
Building age
0 (yeni/proje)4 listings
%80
6-101 listings
%20
Surroundings & transit.
The neighbourhood's housing stock is primarily composed of individual apartment buildings rather than gated communities, as evidenced by the minimal percentage of site-based listings (regional listing data). The prevalence of 3+1 and 2+1 configurations implies a residential profile suitable for established households or families seeking standard apartment living.
89.286
2026-08-17
89.286
2026-08-24
89.286
2026-09-01
89.286
2026-09-09
89.286
2026-09-16
89.286
2026-10-06
89.286
2026-10-12
Investment assessment
The investment profile is defined by a high concentration of 3+1 units (41 listings) and 2+1 units (25 listings), suggesting a stock geared towards families (regional listing data). With only 2% of listings located within a residential complex (site içi) and a very low presence of new or under-construction projects, the area is dominated by established building stock (regional listing data). The price dispersion (p25–p75: ₺68,955–₺105,602) indicates opportunities for selection based on specific unit characteristics, though the current 0.0% momentum suggests a period of price stability (regional listing data).
Not a hard forecast; inference from observed trend + macro context. Not investment advice.
If you'd bought this a year ago
Konut
Sample (anonymised) listing: 2+1 · 75 m² · current price 9.100.000 ₺. Estimated price a year ago ~7.504.488 ₺ (regional property index).
starting capital
Bu konut9.100.000 ₺ +%21
ABD doları8.825.574 ₺ +%18
Gram altın8.674.563 ₺ +%16
Bitcoin6.758.044 ₺ −%10
Taşınmaz: TCMB konut endeksi (İstanbul)
Each row: what the same capital (the property's estimated price a year ago) would be worth today in that asset — all prices real; past returns don't guarantee the future. USD: TCMB; Altın: spot (PAXG, gram); BTC: CoinGecko
Related Regions
Silivri, İstanbulŞile, İstanbulBebek, Beşiktaş/İstanbulEmek, Bahçelievler/İstanbulKazım Özalp, Gaziosmanpaşa/İstanbulBüyükesat, Gaziosmanpaşa/İstanbulGaziosmanpaşa, Gaziosmanpaşa/İstanbul100. Yıl, Gaziosmanpaşa/İstanbulBahçelievler, Bahçelievler/İstanbulAtatürk, Küçükçekmece/İstanbulÇatalca, İstanbulMutlukent, Çankaya/Ankara
This analysis is based on regional listing data, OSM, and national macro data (TCMB). It does not account for localized zoning changes, specific parcel-level soil reports, or broader macroeconomic shifts not explicitly provided in the packet.